204 Park Ave · Fulton, KY 42041

$99,900

3 bd · 2.0 ba · 2,548 sqft · SingleFamily · 148 Days on market

0.26 ac lot Est $158k · 37% under ↓ 44% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.2/10.0
• Appreciation +5.1/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious 1½-story home on a level 0.26-acre city lot on Park Street in Fulton. Approximately 2,548 sq ft with 3 bedrooms and 2 full bathrooms. Main level offers a large family room with built-in bookcases and storage, plus a kitchen open to a formal dining area. All bedrooms are upstairs, including a primary bedroom with two walk-in closets and a built-in dresser. Interior features include high ceilings, built-in shelving, and a mix of laminate and wood flooring. Ceiling fans, smoke alarms, and washer/dryer hookups in place. Forced-air gas heat with central and window-unit cooling. Stucco exterior with metal roof. Partial, unfinished cellar-style basement with exterior entrance and s

Key facts

• Large family room
• Built-in bookcases
• Built-in dresser

Tags

• LARGE FAMILY ROOM
• BUILT-IN BOOKCASES
• KITCHEN OPEN TO DINING AREA
• BUILT-IN DRESSER
• HIGH CEILINGS
• BUILT-IN SHELVING

Property features AI

Exterior

• Parking: Detached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single family residence; Residential property
• Construction: Frame and stucco construction; Metal roof; Slab foundation; Built on partial basement with walk-out
• Exterior features: Deck; Level lot; Workshop (outbuilding)

Interior

• Kitchen: Dishwasher; Cooktop; Refrigerator; Electric water heater
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air; Window unit(s); Ceiling fan(s)
• Interior features: Gas log fireplace in the living room; Partial unfinished basement with walk-out access, sump pump and crawl space
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.4% in Fulton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#204 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: housing D+, amenities D, schools F.
• Fulton Independent (town): math 25% / reading 35% proficiency, ranked #170 of 173 in KY (top 98%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP.

Forward outlook

• In year one you build about $868 of equity ($691 loan paydown + $177 appreciation (0.2% local appreciation)).
• Fulton County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $157,976
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 3rd St	0.17mi	4/2.5 (+1)	2,680 (+5%)	15mo	$165,000	$62	64
806 Maiden St. St	0.74mi	3/2.0	2,800 (+10%)	8mo	$62,000	$22	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.55×
• Total profit: $15,517
• Equity at exit: $29,895

10-year hold

• IRR: 16.1%
• Equity multiple: 2.80×
• Total profit: $50,288
• Equity at exit: $36,650

Cash invested: $27,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 42041

• Home prices YoY: 0.1%
• Active inventory: 45
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $276

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 72%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-05
   days on market $99,900 Active 148 DOM
2. 2026-06-04
   days on market $99,900 Active 146 DOM
3. 2026-06-02
   days on market $99,900 Active 145 DOM
4. 2026-06-01
   days on market $99,900 Active 144 DOM
5. 2026-05-31
   days on market $99,900 Active 143 DOM
6. 2026-05-31
   days on market $99,900 Active 142 DOM
7. 2026-04-16
   price $99,900
8. 2026-03-09
   price $119,900
9. 2026-01-08
   listed $124,900 Active
10. 2025-11-18
    price $144,950
11. 2025-10-01
    price $149,500
12. 2025-06-19
    price $154,950
13. 2025-03-30
    price $159,900
14. 2025-01-30
    price $169,900
15. 2024-12-28
    listed $179,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,681
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$2,906
• Taxable income: $1,832
• Est. tax owed @ 24.0%: −$440
• After-tax cash flow: $2,874/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Fulton Independent
• NCES district ID: 2102070
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $29,755
• Composite: 27.09/100
• National rank: #12479
• State rank: #170 of 173 in KY

Livability — Fulton

• Score: 68/100
• State rank: #204
• US rank: #10052

Category grades

Amenities D Commute F Cost of living A+ Crime B- Employment F Housing D+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, KY
• Population (ZIP): 4,584

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 5,425 people
• By 2030: 5,042 · -7.1%
• By 2040: 4,456 · -17.9%
• By 2050: 4,120 · -24.1%
• By 2075: 4,003 · -26.2%
• By 2100: 4,258 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 18% Two or more races 8% Hispanic / Latino 3% Pacific Islander 1%
• Common ancestry: Portuguese 2% Serbian 2% Scandinavian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -10.3pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+33.5 2016: R+32.5 2012: R+16.2 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.18%
• Current HPI: 174.9435
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

-44.5% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $99,900 WKRMLS
• 2026-03-09 Price Changed $119,900 WKRMLS
• 2026-01-08 Listed $124,900 WKRMLS
• 2025-11-18 Price Changed $144,950 WKRMLS
• 2025-10-01 Price Changed $149,500 WKRMLS
• 2025-06-19 Price Changed $154,950 WKRMLS
• 2025-03-30 Price Changed $159,900 WKRMLS
• 2025-01-30 Price Changed $169,900 WKRMLS
• 2024-12-28 Listed $179,900 WKRMLS